Santa Ana General Plan Buildout Methodology June 2020

Purpose, Design, and Limitations The following summarizes the methodology and factors used to calculate existing and buildout conditions for purposes of the General Plan and its analysis through an environmental impact report. All figures are estimates generated using the best available data for analysis at a citywide level, with additional detail provided by specific planning/focus areas and traffic analysis zones.

Whenever possible, the figures generated were derived from authoritative data sources, such as the U.S. Census or California Department of Finance. Such sources are subject to their own error rates and may summarize data at different geographic levels or in different categories. When more precise data was not available, figures generated for existing and projected figures were compared to aggregated or citywide totals from authoritative sources, understanding that such comparisons are primarily for the purpose of determining order-of-magnitude accuracy.

It is important to note that the buildout figures represent an informed but estimated projection of a future condition. The actual construction of development will likely vary by parcel and planning area in terms of location and mix of uses. The analysis in the General Plan Environmental Impact Report provides a programmatic assessment of potential impacts, enabling tiering for future projects that are consistent with the assumptions on some CEQA topics (other project-level impacts will still need to be evaluated through the appropriate environmental clearance under CEQA).

Existing Conditions Housing Units and Building Square Footage Existing conditions figures (see Table 1) reflects the built environment as of January 2020, using parcel data from the City of Santa Ana Planning Information Network, augmented by projects listed as already under construction in the City’s January 2020 monthly development project report (see Table 5).

Households and Population The number of households was generated by multiplying the total number of housing units by the occupancy rate as reported by the California Department of Finance for 2019 (see source notes in Table 4). Population was generated by multiplying the total number of households by persons per household rates, varying for single family and multi-family units, as reported in the 2018 American Community Survey 1-year estimates (see Table 4).

Students The number of K-12 and college students currently attending schools in Santa Ana was obtained from the California Department of Education and Rancho Santiago Community College District, respectively (see Table 5).

B-b-1 Santa Ana General Plan Buildout Methodology June 2020

Employment The number of jobs (employment) in Santa Ana was generated by dividing building square footage (by land use) by employment generation factors (see Table 3). The building use and square footage data was obtained from the City of Santa Ana Planning Information Network, augmented by projects listed as already under construction in the City’s January 2020 monthly development project report. The employment generation factors were derived by first dividing the building square footage by factors provided by the City and sourced to the Santa Ana OCP 2002/2006 Interagency Team. The results were compared to total employment figures reported citywide and by industry sector (with rough equivalents identified for each land use category), by the U.S. Census Bureau for 2017. The employment generation factors were adjusted as necessary to bring calculated figures for existing employment generally in line with figures reported by the U.S. Census in 2017.

Employed Persons The number of employed persons is calculated exclusively as an input into the Orange County Traffic Analysis Model (OCTAM) to conduct the traffic analysis of the General Plan as part of the environmental impact report. The total estimated number of employed residents varies between different U.S. Census datasets. The Longitudinal Employer-Household Dynamics Origin-Destination Employment Statistics (LEHD) reports data based on W-2 and W-4 forms related to wages and worker’s compensation, while the American Community Survey relies on statistical surveys of self-reported data. The LEHD figures are generally considered more appropriate for traffic analysis purposes since the job information is more consistent and more likely to involve vehicular travel outside of the home.

The number of employed persons in Santa Ana was generated by multiplying the total population in households by the percentage of population age 16 and over by the employment-to-population ratio, as reported by the U.S. Census Bureau in 2018 (see Table 4). These calculations, drawn from the ACS, are then reduced proportionally to bring figures in line with the total reported by LEHD.

Buildout Conditions Proposed Plan In coordination with a General Plan Advisory Group, the City identified five areas suited for new growth and development: South Main Street, Grand Avenue/17th Street, West Santa Ana Boulevard, 55 Freeway/Dyer Road, and South Bristol Street. These five areas are located along major travel corridors, the future OC Streetcar line, and/or linked to the Downtown. In general, many areas currently designated for General Commercial and Professional Office are expanding opportunities for residential development through a proposed change to the Urban Neighborhood or District Center General Plan land use designations. Industrial Flex would be introduced where Industrial land use designations currently exist within each of the five focus areas in order to allow for cleaner industrial and commercial uses with live-work opportunities.

There are seven other planning areas that represent specific plans and other special zoning areas that were previously adopted: Adaptive Reuse Overlay (2014), Bristol Street Corridor Specific Plan (1991/2018), Harbor Mixed Use Corridor Specific Plan (2014), MainPlace Specific Plan (2019), Metro East Mixed Use Overlay Zone (2007/2018), Midtown Specific Plan (1996), and Transit Zoning Code Specific Development (2010). The potential for new development in these areas is based on the forecasted buildout at the time of the respective zoning

Page 2 of 18 B-b-2 Santa Ana General Plan Buildout Methodology June 2020 document’s adoption, minus the amount of new development built between their adoption date and 2019. The most recent adoption/amendment date for each zoning document is noted above in parentheses.

Growth outside of the focus areas and special planning areas is expected to be incremental and limited. Some growth was projected for the professional office surrounding the Orange County Global Medical Center and along Broadway north of the Midtown Specific Plan. Some growth was also projected for the commercial and retail area south of the West Santa Ana Boulevard focus area. Finally, some additional residential development is expected to occur on a small portion (five percent) of single-family and multi-family lots through the construction of second units.

Focus Areas Parcels within focus areas were first evaluated for the potential for new uses (units or building square footage), through redevelopment, intensification, and/or turnover. The analysis was conducted by MIG in 2019, in support of the City of Santa Ana, using the City of Santa Ana Planning Information Network as of April 2019. MIG determined the potential based on the building-to-land-value ratio. Those parcels that were vacant or exhibited a building-to-land-value ratio below 1.0 were determined to have potential for new uses. Exceptions include religious and governmental institutions.

For parcels without the potential for new uses, existing building square footage (non-residential) and/or existing units (residential) were carried over into future buildout. For parcels with potential for new uses, buildout factors can be found in Table 2. These factors were established by the City, assisted by MIG, based on a comparison of development throughout southern California that matched the vision established for each focus area. MIG identified the density and intensity factors corresponding with such development to inform the City’s focus area buildout factors.

After calculating future buildout conditions using the density/intensity factors, PlaceWorks assisted the City in evaluating the potential implications of the potential buildout figures for each focus area, informed by analyses by IBI Group (circulation) and AECOM (market) conducted in 2019 and 2020. PlaceWorks concluded that the City should not assume a maximum theoretical buildout based on maximum density/intensity standards but should forecast and plan for growth beyond current market demand. PlaceWorks recommended that the City apply a buildout factor of 80% to the totals generated using the factors in Table 2 to arrive at buildout projections for 2045 that are realistic, market-friendly, consistent with the visions for each focus area, and more compatible with the proposed roadway network. The following information substantiates the General Plan buildout development assumptions and adjustments.

Realistic vs Maximum Theoretical Buildout Density and intensity standards are provided in a general plan to convey the maximum scale and intensity for broad land use categories. Zoning standards are then applied at a parcel level to guide and control density and intensity at a development project level. When calculating buildout, a jurisdiction is permitted to assume that every single parcel will develop at the maximum permitted density/intensity. However, this assumption of absolute buildout runs the risk of overestimating the amount of building space and residential units within the identified planning horizon (in this case the year 2045). Overestimating buildout can lead to unnecessary and misleading concerns, mitigation measures, and planning efforts, as well as a misallocation of current and future

Page 3 of 18 B-b-3 Santa Ana General Plan Buildout Methodology June 2020 public funds. Accordingly, the City of Santa Ana General Plan calculated a realistic or more likely buildout scenario for projecting growth between 2020 and 2045.

Past Development Trends While 25 years is a long period of time, the City of Santa Ana is a highly urbanized place containing relatively few vacant lots. The process of intensifying and/or redeveloping parcels of land that already contain functional uses and structures is often substantially more complicated and costly compared to developing vacant land. A review of the City’s property records indicates that the pace of new development, intensification, and redevelopment has occurred over a much longer period of time to reach where the City is today. The average floor area ratios (amount of building space compared to the total area of the parcel) throughout the focus areas are 0.22 to 0.41 for commercial, 0.28 to 0.43 for industrial, 0.26 to 1.29 for office, and 0.40 for mixed use. Average densities are 4.5 to 6.5 dwelling units per acre (du/ac) for single family units and 13.5 to 24.8 units per acre for multi-family units.

Current Development Trends Of course, past development trends do not necessarily match the likely and/or desired scale, intensity, or pace of new development envisioned by the updated General Plan. Current development trends can be identified through recent development projects and applications. The following list contains projects that were under construction, entitled, or in review as of January 2020. The projects are listed by planning area, with the proposed project intensity details shown alongside the maximum intensity standards of the desired general plan or zoning designation. This list demonstrates that some current projects are building to their maximum potential, but the majority are building at roughly 60% to 75% of the maximum potential (either in terms of residential density and/or building space).

. Metro East Mixed Use Overlay o Active Urban District, no maximum on stories . AMG Family Affordable Apartments, 6 stories, 80 du/ac, 10,000 sq. ft. of commercial . Central Pointe Mixed-Use Development, 5 stories, 75 du/ac, 8,800 sq. ft. of commercial . The Madison, 6 stories, 93 du/ac, 6,600 sq. ft. of commercial . Wermers Elks Site "Elan" Mixed-Use Development, 6 stories, 97 du/ac, 20,000 sq. ft. of commercial o Neighborhood Transitional District, allows up to 4 stories . AMCAL First Street Apartments, 3 stories, 32 du/ac . 55/Dyer Focus Area o District Center, up to 90 du/ac, up to 1.7 FAR (Heritage) and up to 5.0 FAR (Bowery) . The Bowery Mixed-Use Project, 79 du/ac, 80,000 sq. ft. of commercial . The Heritage, 65 du/ac, 18,400 sq. ft. of commercial, and 56,000 sq. ft. of office . MainPlace Specific Plan o District Center, up to 90 du/ac, up to 2.1 FAR . 2700 N Main, 71 du/ac . Magnolia at the Park, 58 du/ac . Adaptive Reuse Overlay o Adaptive reuse standards/incentives, minimum 500-sq. ft. units, can exceed general plan density . Meta Housing Santa Ana Arts Collective Adaptive Re-Use, 61 du/ac

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. Transit Zoning Code o Transit Village Zone, up to 25 stories . Crossroads at Washington, 4 stories, 38 du/ac, 10,060 sq. ft. of commercial o Downtown Zone, up to 10 stories . 3rd & Broadway, 10 stories of residential, 14,816 sq. ft. of commercial, 75-room hotel . 4th and Mortimer Mixed-Use Development, 6 stories of residential, 49 du/ac, 15,800 sq. ft. of commercial . First American Title Co. Site, 7 stories of residential, 12,350 sq. ft. of commercial o Urban Neighborhood 2, up to 5 stories . Tom's Trucks Residential & Adaptive Reuse Development, 3 stories, 14 du/ac

Market Analysis AECOM conducted a market analysis for the General Plan update in 2019 and 2020 (final Santa Ana Economic Indicators Report, May 2020). The report concluded that the demand for new residential development could reach upwards of 15,520 units through 2040 (including pipeline projects, per Figure 7.2 in the Economic Indicators Report Report), although the report also noted that housing demand could increase if the housing pipeline remains strong if it can increase its capture rate of countywide growth. AECOM determined that future demand for office and industrial space would continue to be in line with historical rates, and demand for retail would continue to be tied to household growth and spending. While such findings may seem to justify relatively low levels of growth (especially compared to maximum buildout standards), jurisdictions must plan increased capacity throughout planning areas to create responsive and flexible market areas. New development requires not only market demand but also property owners willing to sell and/or redevelop. This means that new development is often limited to a fraction of the land theoretically available and suitable for reuse and/or development.

Density Bonus Assumptions State law allows a graduated density bonus for the inclusion of affordable housing units --- for an increasing number of affordable units (by percentage), a project is allowed an increasing ability to exceed the permitted density. The amount of density bonus is generally capped at 35 percent. Recent updates to state housing law (Assembly Bill 1763, effect January 1, 2020), enables projects that are 100 percent affordable (either 100% lower income or 80% lower and 20% moderate (as defined in Section 50053 of the Health and Safety Code), to obtain a density bonus of 80 percent, or no limit if within one-half mile of a major transit stop.

However, not every project will include affordable units and not every project that includes affordable units will need a density bonus. Projects are not required to build at densities that exceed maximum limits; the law only requires that jurisdictions grant the density bonus if requested. The buildout methodology was based on past development trends, current development trends, and a forecasted market analysis. These trends accounted for any units approved (density bonus or otherwise), to determine the appropriate density and amount of development to assume.

Additionally, the optimal density of affordable units is at or below the densities levels assumed for forecasting buildout. Generally, projects beyond 50 to 70 units per acre require Type 1 construction (steel and concrete structure), which is dramatically more expensive compared to Type V construction (wood structure).

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Accordingly, affordable projects are rarely greater than 70 units per acre (exceptions for very small parcels). The average densities used to calculate projected buildout at 2045 are 50 to 90 units per acre in the three most intense focus areas (55/Dyer, 17th/Grand, and South Bristol), with the other two applying a residential assumption at 30 units per acre over a broad area to account for development at or above the maximum density of 30 units per acre (maximum is 20 units per acre for projects proposed exclusively residential in the South Main Focus Area; maximum is 30 units per acre for a relatively small part of the West Santa Ana Boulevard Focus Area).

Roadway Network Performance IBI Group conducted an analysis of existing roadway conditions in 2019 (documented in Section 5 of Santa Ana General Plan Update Traffic Impact Study, June 2020), including an analysis of existing and future roadway segment and intersections that are likely to experience roadway congestion issues created by future growth, even with feasible mitigation. While roadway congestion (level-of-service or LOS) is not a topic evaluated in the environmental impact report (removed through Senate Bill 743, passed in 2013), the performance of the City’s roadway network remains a concern of the City and its residents, businesses, and other stakeholders. PlaceWorks and IBI Group recommended reduced (below absolute maximum) buildout assumptions for the focus areas given known or likely roadway (segment and/or intersection) performance issues alongside the City’s desire to make adjustments to a number of roadway classifications.

Adopted and Existing Plans Adaptive Reuse (AR) Overlay Zone In consultation with the City, it was determined that 1,000 residential units could be developed over the planning period. A total of 800 units were distributed proportionally among parcels covered by AR Zone only (not in a specific plan or focus area). The remaining 200 units were distributed proportionally among parcels throughout the Midtown Specific Plan. For non-residential building square footage, it was assumed that no additional growth would occur during the planning period, and existing building square footage was carried over into future buildout.

Bristol Street Corridor Specific Plan The City was determined that parcels with existing single/multi-family units would not redevelop during the planning period, and therefore existing units were carried forward into future buildout. For non-residential building square footage, due to the location and age of existing non-residential development, turnover was considered to potentially occur during the planning period.

Harbor Street Corridor Specific Plan The Harbor Corridor Specific Plan was adopted in 2014 and included a comprehensive buildout analysis that spanned a similar planning period. Accordingly, the buildout conditions were carried over as detailed in the Specific Plan, adjusting for new development constructed or entitled since 2014.

MainPlace Specific Plan The MainPlace Specific Plan was adopted in 2019 and included a comprehensive buildout analysis that spanned a similar planning period. Accordingly, the buildout conditions were carried over as detailed in the Specific Plan, adjusting for new development constructed or entitled since 2019.

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Metro East Overlay Zone The Metro East Mixed Use Overlay Zone, adopted in 2007 and amended in 2018, included a cumulative buildout analysis that spanned a similar planning period. Accordingly, the buildout conditions were carried over as detailed in the Specific Plan, distributed proportionally throughout the plan area and adjusting for new development constructed or entitled since 2019.

Midtown Specific Plan The City determined that the Midtown Specific Plan (adopted in 1996) would experience little net growth during the planning period, so existing single/multi-family units and building square footage were largely carried forward into future buildout. To account for adaptive reuse projects, 200 multifamily units were distributed across eligible parcels.

Transit Zoning Code The Transit Zoning Code was adopted in 2010 and included a cumulative buildout analysis that spanned a similar planning period. The cumulative buildout conditions for residential and non-residential development were carried over as detailed in the Specific Plan, distributed proportionally throughout the plan area according to the block system established in working maps (previously identified under the Draft Renaissance Specific Plan).

All Other Areas of the City The City assumed a small increase (five percent) of residential units through the construction of second units, which are distributed throughout the City by traffic analysis zone and is not concentrated in a subset of neighborhoods. A 10 percent increase in non-residential building square footage (and associated employment), was assumed for the professional offices surrounding the Orange County Global Medical Center and along Broadway north of the Midtown Specific Plan, as well as the commercial and retail areas along 1st Street south of the West Santa Ana Boulevard focus area. Current development projects as listed in the City of Santa Ana monthly development project report (as of January 2020), were incorporated as follows: projects under construction and nearing occupancy were factored into the existing conditions figures; all other projects were included as potential future growth.

Current General Plan As part of the technical analyses, it is common to evaluate a buildout scenario that reflects the currently adopted General Plan. It is also important to keep the overall buildout approach generally consistent with that used in developing the Proposed Plan buildout, with obvious exceptions for areas that are planned differently— in this case, the focus areas. The buildout for focus areas was based on the land designations as of January 2020, using a combination of current assumptions stated in the 1998 Land Use Element (Table A-4, Land Use Plan Build-out Capacities), past and current trends, and the results of the 2020 Economic Indicators Report by AECOM.

Other Projections Orange County Projections (OCP) The Center for Demographic Research (CDR) is the entity through which jurisdictions in Orange County distribute and generate population, housing, and employment projections for Orange County. This includes the use of OCP figures to communicate expected growth for the regional transportation plan. The latest OCP figures were

Page 7 of 18 B-b-7 Santa Ana General Plan Buildout Methodology June 2020 finalized (September 2018) prior to the current land use planning and buildout efforts associated with the General Plan update. Interim adjustments can be made to the OCP figures if significant changes in land use or other policies will have a significant impact on the projections, and if these changes can be documented. The buildout for the Santa Ana General Plan will be finalized upon the adoption of the General Plan at the end of 2020, with implementation beginning in 2021. The General Plan land use plan and buildout projections will be incorporated into the OCP figures in 2021/2022.

Southern California Association of Governments (SCAG) As the metropolitan planning organization SCAG is responsible for developing long-range transportation plans and a sustainability strategy for the vast majority of Southern California. The centerpiece of that planning work is Connect SoCal, the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). This effort includes population, housing, and employment projections for each jurisdiction between 2020 and 2045.

SCAG is required by federal law to prepare and update (ever four years) a long-range RTP that identifies a feasible transportation system, adequate financial plan, and strategies to move people and goods efficiently. SCAG must also develop a SCS to integrate land use and transportation strategies that will achieve California Air Resources Board (CARB) greenhouse gas emissions reduction targets. In regard to housing, the SCS must demonstrate, on a regional level, areas sufficient to house all the population of the region, including the eight- year projection of the Regional Housing Needs Assessment (RHNA).

SCAG is also responsible for preparing the RHNA, a quantification of the housing need in each jurisdiction during specified planning periods. SCAG is in the process of developing the 6th cycle RHNA allocation plan which will cover the planning period October 2021 through October 2029. It is planned for adoption by SCAG in October 2020. Per Senate Bill 375 (2008), the RHNA must be consistent with the adopted SCS. The update process for the 2020 RTP/SCS began in 2018, and a draft of the proposed RTP/SCS was released in November 2019. SCAG’s Regional Council approved the final RTP/SCS (aka Connect SoCal) on May 7, 2020, for the limited purpose of federal transportation conformity, so that SCAG could submit the plan to the Federal Highway Administration and Federal Transit Administration for review prior to the June 1, 2020, deadline, as required by the federal Clean Air Act. As of June 2020, the Regional Council anticipates the approval of Connect SoCal in its entirety sometime in late 2020 (possibly 120 days from May 7, 2020), following additional engagement with stakeholders to consider the impacts of the novel coronavirus (COVID-19) pandemic on the plan and its implementation.

The period to file RHNA appeals is expected to commence on the eighth day after the Regional Council adopts the Connect SoCal in its entirety. The appeals process will then follow the adopted RHNA Appeals Procedures with timelines updated to reflect the delay of the Connect SoCal Plan adoption.

Note that the adoption dates for the RTP/SCS and RHNA may be pushed due to circumstances related to the novel coronavirus (COVID-19) crisis. The buildout for the Santa Ana General Plan will be finalized upon the adoption of the General Plan at the end of 2020, with implementation beginning in 2021. The General Plan land use plan and buildout projections will be incorporated into the 2024 RTP/SCS, for which the update process should being in 2022.

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Table 1 Existing Conditions, Potential Growth, and Buildout Conditions in Santa Ana, 2020 to 2045 EXISTING 1 GROWTH 2 BUILDOUT PLANNING AREA Housing Units Bldg. Sq. Ft.3 Jobs Housing Units Bldg. Sq. Ft.3 Jobs Housing Units Bldg. Sq. Ft.3 Jobs FOCUS AREAS 6,380 13,421,155 28,428 17,575 2,263,130 6,616 23,955 15,684,285 35,044 55 Freeway/Dyer Road 1,221 5,666,453 8,898 8,731 475,830 4,404 9,952 6,142,283 13,302 Grand Avenue/17th Street 561 1,400,741 3,568 1,722 -696,847 -1,946 2,283 703,894 1,622 South Bristol Street 220 1,577,511 3,337 5,272 3,505,130 7,855 5,492 5,082,641 11,192 South Main Street 1,720 1,685,978 3,455 588 -739,316 -1,304 2,308 946,662 2,151 West Santa Ana Boulevard 2,658 3,090,472 9,170 1,262 -281,667 -2,393 3,920 2,808,805 6,777 SPECIFIC PLAN / SPECIAL ZONING 4,685 13,924,891 38,548 15,839 3,033,554 1,154 20,524 16,958,445 39,702 Adaptive Reuse Overlay Zone 4 260 976,935 3,043 1,000 0 -476 1,260 976,935 2,567 Bristol Street Corridor Specific Plan 136 140,348 294 -1 2,791 -12 135 143,139 282 Harbor Corridor Specific Plan 1,324 1,767,937 3,286 3,298 200,045 -1,708 4,622 1,967,982 1,578 Main Place Specific Plan 0 1,108,080 2,216 1,900 1,318,843 3,164 1,900 2,426,923 5,380 Metro East Overlay Zone 844 2,516,056 7,524 4,707 2,169,891 4,734 5,551 4,685,947 12,258 Midtown Specific Plan 607 1,885,065 4,824 0 -66,812 -209 607 1,818,253 4,615 Transit Zoning Code 1,514 5,530,470 17,361 4,935 -591,204 -4,339 6,449 4,939,266 13,022 ALL OTHER AREAS OF THE CITY 5 67,727 39,772,550 92,004 2,847 552,536 3,666 70,574 40,325,086 95,670 CITYWIDE TOTAL 78,792 67,118,596 158,980 36,261 5,849,220 11,436 115,053 72,967,816 170,416 Notes: 1. Existing represents conditions as of December 2019 as derived from the City of Santa Ana Planning Information Network and projects already under construction per the January 2020 monthly development project report. 2. The potential growth for new development in specific plan / special zoning area is based on the forecasted buildout at the time of the respective zoning document’s adoption, minus the amount of new development built between its adoption date and 2019. 3. Only includes nonresidential building square footage. 4. The figures shown on the row for the Adaptive Reuse Overlay represents parcels that are exclusively in the Adaptive Reuse Overlay boundary. Figures for parcels that are within the boundaries of both the Adaptive Reuse Overlay Zone and a specific plan, other special zoning, or focus area boundary are accounted for in the respective specific plan, other special zoning, or focus area. 5. The City has included an assumption for growth on a small portion (five percent) of residential parcels through the construction of second units, which is distributed throughout the City and is not concentrated in a subset of neighborhoods. Additional growth includes known projects in the pipeline and an increase of 10 percent in building square footage and employment for the professional office surrounding the Orange County Global Medical Center and along Broadway north of the Midtown Specific Plan, as well as the commercial and retail along 1st Street south of the West Santa Ana Boulevard focus area. Source: City of Santa Ana with assistance from PlaceWorks, 2020.

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Table 2: Focus Area Buildout Factors Focus Area Density 1 Intensity (FAR) 1 Use Ratio (pct. of land) 1 Land Use DU/ac Comm. Off. Ind. Ins. Hotel Res. Comm. Off. Ind. Ins. Hotel O.S. 55 Freeway / Dyer Road District Center 85 0.5 0.5 - - 1.0 75% 15% 5% - - - 5% General Commercial - 1.0 - - - - - 100% - - - - - Industrial / Flex - 0.5 1.0 0.75 - - - 5% 30% 65% - - - Open Space ------100% 17th Street / Grand Avenue District Center 50 0.5 0.5 - - - 75% 15% 5% - - - 5% General Commercial - 0.28 - - - - - 100% - - - - - Industrial / Flex - 0.5 0.75 0.6 - - - 5% 30% 65% - - - Open Space ------100% Urban Neighborhood 30 0.5 0.5 - - - 75% 15% 5% - - - 5% South Bristol Street District Center Area A 2 80 1.0 2.0 - - 3.0 35% 5% 50% - - 5% 5% District Center Area B 3 90 1.0 2.0 - - 3.0 75% 7% 7% - - 3% 8% Open Space ------100% Urban Neighborhood 30 0.5 0.5 - - - 65% 25% 5% - - - 5% South Main Street Industrial / Flex - 0.75 0.5 0.3 - - - 15% 30% 55% - - - Institutional - - - - 0.36 - - - - - 100% - - Low Density Residential 7 - - - - - 100% ------Open Space ------100% Urban Neighborhood 30 0.5 0.5 - - - 70% 20% 5% - - - 5% West Santa Ana Boulevard Corridor Residential 30 - - - - - 100% ------General Commercial - 1.0 - - - - - 100% - - - - - Industrial / Flex 15 0.5 0.75 0.6 - - 5% 15% 30% 50% - - - Institutional - - - - 1.09 - - - - - 100% - - Low Density Residential 7 - - - - - 100% ------Low-Medium Density Residential 13.7 - - - - - 100% ------Medium Density Residential 24.8 - - - - - 100% ------Open Space ------100% Professional and Administrative Office - - 2.0 - - - - - 100% - - - - Urban Neighborhood 30 0.5 0.5 - - - 80% 10% 5% - - - 5% Notes: 1. Density, intensity, and use ratio figures determined by the City of Santa Ana in collaboration with MIG, 2019. The FAR figures address nonresidential building square footage only. The resulting buildout figures, with the exception of South Bristol Street District Center Area B, were then multiplied by a factor of 80% to arrive at projections for 2045. 2. Includes all District Center areas north of MacArthur Blvd and on the east side of Bristol south of MacArthur (~52 acres). 3. Includes all District Center areas south of Macarthur Blvd and west of Bristol (~58 acres).

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Table 3: Employment Factors Employment Generation Factors Land Use Existing Factor Buildout Factor Commercial 500 sq. ft. / emp. 500 sq. ft. / emp. Office / Office Park 286 sq. ft. / emp. 364 sq. ft. / emp. Business Park / R&D 300 sq. ft. / emp. 333 sq. ft. / emp. Light Industrial 400 sq. ft. / emp. 500 sq. ft. / emp. Heavy Industrial 500 sq. ft. / emp. 500 sq. ft. / emp. Warehouse 800 sq. ft. / emp. 800 sq. ft. / emp. Medical 400 sq. ft. / emp. 222 sq. ft. / emp. Government Office 286 sq. ft. / emp. 286 sq. ft. / emp. Hospital 400 sq. ft. / emp. 364 sq. ft. / emp. Religious Institution 800 sq. ft. / emp. 800 sq. ft. / emp. Hotel / Motel 0.9 / room 0.9 / room School 0.1 / student 0.1 / student Park 0.75 / acre 0.75 / acre Employed Persons Factors Population age 16+ (% of total) 76.8% Employment/working population ratio 63.7% LEHD / ACS employment 84.0% Source: . Existing employment generation factors based on U.S. Census Bureau, Longitudinal Employer-Household Dynamics Origin-Destination Employment Statistics (LEHD), 2017, accessed and aggregated by PlaceWorks in March 2020. . Buildout employment generation factors based on OCTA Typical Employment Conversion Factors, June 2001 allowable ranges; adjusted by Santa Ana OCP 2002/2006 Interagency Team. . Population age 16+ derived by comparing total population in households and workforce population 16 and over, reported by the U.S. Census, American Community Survey (ACS) 2018 5-Year Estimates, Tables B25033 and S2301), accessed in March 2020. . Employed/ working population ratio as reported by the U.S. Census, ACS 2018 5-Year Estimates, Table S2301), accessed in March 2020. . LEHD / ACS employment compares the number of employed residents reported by LEHD to self-reported data in ACS 2017 5-Year Estimates, accessed in March 2020.

Table 4: Persons per Household Assumptions Units in Structure 2000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2045 Citywide 4.37 4.30 4.26 4.41 4.14 3.97 4.33 4.20 4.11 3.97 3.62 Single family1 5.01 4.92 4.98 4.94 4.84 4.81 5.00 4.85 4.73 4.59 3 4.30 4 Multi-family2 4.07 4.01 3.86 4.15 3.82 3.51 4.01 3.86 3.74 3.58 3 3.12 4 2 to 4 4.40 4.84 4.09 4.77 3.90 3.56 4.48 4.37 4.01 4.03 3.43 5 to 19 3.93 3.78 3.75 4.31 3.69 3.55 4.01 3.85 3.53 3.99 3.60 20 to 49 4.67 4.20 4.35 4.49 4.31 3.81 4.10 4.20 3.92 2.95 2.05 50 or more 3.71 3.58 3.67 3.55 3.71 3.19 3.43 3.18 3.74 2.77 2.41 Notes: 1. A category representing the aggregate figure for single family detached and single family attached units, as reported in the Census tables. 2. A category representing the aggregate figure for multi-family units with two or more units in the structure, as reported in the Census tables. 3. Factors used to generate population estimates for existing conditions. 4. Factors used to generate population estimates for buildout conditions. Source: . 2000 (Decennial Census Tables HCT003 and H033), accessed and aggregated (weighted average) by PlaceWorks in March 2020. . 2010-218 (U.S. Census, American Community Survey 1-Year Estimates, Tables B25124 and B25033), accessed and aggregated (weighted average) by PlaceWorks in March 2020. . 2045 derived through trendline analysis of 2000-2018 data by PlaceWorks in March 2020. . Occupancy rate of 95.94% from the California Department of Finance, Table 2: E-5 City/County Population and Housing Estimates, 1/1/2019, downloaded in March 2020.

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Table 5: Student Enrollment for Public and Private Schools in Santa Ana, 2018/2019 School Enrollment School Enrollment Garden Grove Unified School District Santa Ana Unified School District continued Edward Russell Elementary 502 Manuel Esqueda Elementary 1,100 Heritage Elementary 452 Martin Elementary 645 Newhope Elementary 396 Martin Luther King Jr. Elementary 640 R. F. Hazard Elementary 468 Martin R. Heninger Elementary 1,151 Rosita Elementary 480 McFadden Intermediate 1,184 Stephen R. Fitz Intermediate 687 Middle College High 349 Bethel Baptist 225 Mitchell Child Development Center 419 Saint Barbara Elementary 325 Monroe Elementary 300 Santa Clara Nursery School 24 Monte Vista Elementary 516 Orange County Department of Education Orange County School of the Arts 2,177 Samueli Academy 529 Pio Pico Elementary 563 Citrus Springs Charter 256 Raymond A. Villa Fund. Intermediate 1,390 College and Career Preparatory Academy 241 REACH Academy 34 Ednovate - Legacy College Prep. 189 Saddleback High 1574 Scholarship Prep 436 Santa Ana High 3,057 Vista Condor Global Academy 132 Santiago Elementary 1,152 Vista Heritage Global Academy 275 Segerstrom High 2,435 Orange Unified School District Sierra Intermediate 757 Fairhaven Elementary 544 Taft Elementary 544 Panorama Elementary 404 Theodore Roosevelt Elementary 572 Santa Ana Unified School District Thomas A. Edison Elementary 515 Edward B. Cole Academy 373 Valley High 2,150 Orange County Educational Arts Academy 622 Walker Elementary 401 Abraham Lincoln Elementary 790 Wallace R. Davis Elementary 538 Advanced Learning Academy 364 Washington Elementary 750 Andrew Jackson Elementary 745 Willard Intermediate 708 Carl Harvey Elementary 409 Wilson Elementary 578 Cesar E. Chavez High 385 Tustin Unified School District Century High 1,660 Arroyo Elementary 640 Community Day Intermediate and High 34 Foothill High 2,467 Diamond Elementary 509 Guin Foss Elementary 443 Douglas MacArthur Fundamental Intermediate 1,210 Hewes Middle 1,003 El Sol Santa Ana Science and Arts Academy 919 Loma Vista Elementary 454 Franklin Elementary 409 Red Hill Elementary 563 Fremont Elementary 536 Tustin Memorial Elementary 584 Garfield Elementary 723 SBE – Magnolia Science Academy George Washington Carver Elementary 386 Magnolia Science Academy Santa Ana 674 Gerald P. Carr Intermediate 1,405 Private Gonzalo Felicitas Mendez Fund. Intermediate 1,392 Ari Guiragos Minassian Armenian 109 Greenville Fundamental Elementary 1,043 Blind Children's Learning Center 60 Hector Godinez Fundamental High School 2,449 Calvary Chapel Private School 251 Heroes Elementary 565 Calvary Chapel High/Maranatha Christian Acad. 1,370 Hoover Elementary 357 Calvary Christian School 322 Jefferson Elementary 707 Fairmont Private School 300 Jim Thorpe Fundamental 927 Foothill Montessori School 76 John Adams Elementary 420 Mater Dei High School 2,200 John F. Kennedy Elementary 619 Nova Academy Early College High 430 John Muir Fundamental Elementary 876 Reedemer Christian School 19 Jose Sepulveda Elementary 372 Saint Anne School 220 Julia C. Lathrop Intermediate 948 Saint Joseph Elementary 220 Lorin Griset Academy 371 School of Our Lady 185 Lowell Elementary 709 The Prentice School 140 Lydia Romero-Cruz Elementary 196 Rancho Santiago Community College District Madison Elementary 1,009 Santa Ana College 36,411 Source: Santa Ana College student enrollment figure (2018 student headcount) from the Rancho Santiago Community College District, https://www.rsccd.edu/Discover-RSCCD/Pages/default.aspx, accessed in March 2020. All other student enrollment figures from the California Department of Education, California School Directory, 2018/2019 enrollment data, accessed in March 2020.

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Table 6: Student Generation Rates School District Multi-Family Unit Single Family Unit Santa Ana Unified 0.4475 0.9099 Garden Grove Unified 0.3081 0.59877 Orange Unified 0.3735 0.4922 Tustin Unified 0.3072 0.6063 Sources: . SAUSD, 2020 Residential Development School Fee Justification Study. . GGUSD, 2020 Response to Service Questionnaire for Draft EIR. Multi-family rate reflects an average of rates for single family attached and multi-family units. . OUSD, 2018 Fee Justification Report. . TUSD, 2018 Fee Justification Report.

Table 7: Pipeline Projects as of January 2020 APN Project Name Address Land Use Res Units Nonres Sq. Ft. Status 198-081-28 The Line 3630 W Westminster Avenue Residential Apartments and Commercial 228 4,248 Under Construction 002-312-35 Saint Thomas 3-Lot Subdivision 2828 N Flower Street Single-Family Residential 3 Site Plan Review 002-210-40 2700 Main Street Apartments 2700 N Main Street Residential Apartments 247 Site Plan Review 002-210-42 MainPlace Mall Revitalization Plan 2800 N Main Street Residential 1900 DA Entitled 002-210-42 MainPlace Mall Revitalization Plan 2800 N Main Street Hotel (400 rooms) n/a DA Entitled 002-210-42 MainPlace Mall Revitalization Plan 2800 N Main Street Office 750,000 DA Entitled 002-210-42 MainPlace Mall Revitalization Plan 2800 N Main Street Commercial 270,000 DA Entitled 041-213-04 Town and Country Manor (revise entitlement) 555 E Memory Lane Senior Care Facility 46,218 Plan Check 390-171-03 Starbucks 2701 N Grand Avenue Restaurant with Drive-thru 907 Under Construction 003-010-27 Magnolia at the Park 2525 N Main Street Residential Apartments 347 Site Plan Review 003-010-27 Magnolia at the Park 2525 N Main Street Demo Office Building for Apartments 0 -81,172 Site Plan Review 396-141-01 Starbucks Drive-thru & Retail Pad 2301 N Tustin Avenue Restaurant with Drive-thru 3,567 Under Construction 003-113-41 Hampton Inn Hotel 2056 N Bush Street Relocate SFD to 2125 North Main, change to commercial -1 922 Plan Check 003-113-59 Hampton Inn Hotel 2115 N Main Street SFD/Office Change to Commercial -1 2,627 Plan Check 003-113-61 Hampton Inn Hotel 2058 N Bush Street Demo SFD -1 Plan Check 003-113-63 Hampton Inn Hotel 2119 N Main Street Demo Office Building -1,619 Plan Check 003-113-81 Hampton Inn Hotel 2129 N Main Street Hampton Inn Hotel 73,322 Plan Check 399-031-23 The Academy Charter High School 1901 N Fairview Street "Family" apartments 8 Under Construction 399-031-23 The Academy Charter High School 1901 N Fairview Street Educational (High School) 146,136 Under Construction 399-031-24 Samuelli Academy Master Plan Revisions 1919 N Fairview Street Master plan to modify schools classrooms -6,530 Entitled 396-211-48 North Grand Car Wash 1821 N Grand Ave Car Wash 5,243 Site Plan Review 396-211-48 North Grand Car Wash 1821 N Grand Ave Demo Restaurant -6,592 Site Plan Review

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Table 7: Pipeline Projects as of January 2020 APN Project Name Address Land Use Res Units Nonres Sq. Ft. Status 396-031-16 Rocket Express Car Wash 1703 E Seventeenth Street Car Wash 4,292 Entitled 396-031-16 Rocket Express Car Wash 1703 E Seventeenth Street Demo Existing Commercial -20,146 Entitled 396-052-43 Sexlinger Homes 1584 E Santa Clara Avenue Single Family Residence 23 Under Construction 396-341-06 Tustin Service Station and Car Wash 2230 N Tustin Avenue Commercial 3,600 Site Plan Review 405-262-20 In-N-Out Burger Bristol Rebuild & Expansion 815 N Bristol Restaurant Rebuild & Expansion 1,776 Entitled 405-272-19 North Bristol Medical Project 1415 N Bristol Medical Office Buildings 5,120 Plan Check 005-153-19 Arts Collective Meta Housing Adaptive Reuse 1666 N Main Street Convert Office to Residential Apartments 58 Under Construction 398-522-18 Broadway Live/Work Units 1412 N Broadway Live/work units 3 Site Plan Review 398-533-07 Craftsman Residential Duplex 1002 N Van Ness Avenue Residential Apartments 2 Site Plan Review 398-541-13 The Orleans Adaptive Reuse Apartments 1212 N Convert Existing Office to Residential Apartments 24 Under Construction 398-552-12 YCU Conversion of SFD to Office Use 1008 N Broadway Convert Historic Structure SFD to Office -1 2,800 Under Construction 398-561-18 One Broadway Plaza 1109 N Broadway Office Tower 518,000 Entitled 398-561-18 One Broadway Plaza 1109 N Broadway Restaurant 16,000 Entitled 003-153-48 Bridging the Aqua 317 E Seventeenth Street Residential Apartments 57 Under Construction 100-161-46 Nguyen Medical Plaza 5030 Westminster Avenue Commercial 5,800 Site Plan Review 004-020-12 Lam Residential 1514 N English Street Single Family Residence 6 Site Plan Review 007-313-16 Tiny Tim Plaza Mixed Use 2223 W Fifth Street Mixed Use Residential Apartments/Commercial 54 51,300 Under Construction 939-450-61 Vista Heritage School Expansion 2609 W Fifth Street School Expansion (6-8th to K-8th/Enroll 470 to 870) n/a Site Plan Review 398-191-02 Certified Transportation 628 E Washington Avenue Bus Terminal Maintenance Bldg 7,165 Plan Check 400-231-02 Target Shopping Center Commercial Pads 1330 E Seventeenth Street Commercial 9,112 Under Construction 400-242-02 Ednovate Charter High School 1450 E Seventeenth Street Convert 24,428 Office to School w/4,940 SF addition 4,940 Under Construction 400-062-01 Park Court Office Building A 1801 E Parkcourt Place Office building 3,968 Site Plan Review 400-121-09 Raising Cane’s Restaurant 2250 E Seventeenth Street Demo Existing Restaurant -10,000 Under Construction 400-121-09 Raising Cane’s Restaurant 2250 E Seventeenth Street Restaurant 3,935 Under Construction 400-164-10 Calvary Church Master Plan 1010 N Tustin Avenue Master plan to modify center, classrooms, and office 50,000 Site Plan Review 198-101-07 Bewley Street Townhomes 1122 N Bewley Street Residential Townhomes 11 Site Plan Review 198-102-20 John Le 5-Unit Development 1113 N Bewley Street Residential Apartments 5 Site Plan Review 198-182-23 First & Harbor Commercial Development 121 N Harbor Boulevard Commercial 36,606 Entitled 198-182-23 First & Harbor Commercial Development 121 N Harbor Boulevard Demo Commercial -6,400 Entitled 198-182-36 Fifth and Harbor Mixed Use Apartments 421 N Harbor Boulevard Mixed Use Residential Apartments/Commercial 94 9,900 Entitled 198-281-05 Hue-Vo Two Unit Development 3402 W Seventh Street Single-Family Residential 3 Site Plan Review 198-281-25 West Fifth Villas 3417 W Fifth Street Residential Condos 8 Entitled 005-185-30 Eight Eight 8 - Adaptive Reuse 888 N Main Street Convert Office to Mixed-Use/Residential Apartments 121 3,700 Plan Check 005-185-30 Eight Eight 8 - Adaptive Reuse 888 N Main Street Convert Office to Mixed-Use/Residential Livework Aprt 25 Plan Check

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Table 7: Pipeline Projects as of January 2020 APN Project Name Address Land Use Res Units Nonres Sq. Ft. Status 398-236-03 Legacy Square Mixed-Use Development 609 N Spurgeon Street Demolition of Institutional Building 0 -8,030 Entitled 398-236-03 Legacy Square Mixed-Use Development 609 N Spurgeon Street Demolition of Church 0 -22,330 Entitled 398-236-03 Legacy Square Mixed-Use Development 609 N Spurgeon Street Mixed Use Residential Apartments/Commercial 93 7,267 Entitled 099-221-28 CN Square Office Building 402 N Euclid Street Office Building 4,025 Site Plan Review 100-231-01 Euclid-Hazard 7-Eleven Service Station 813 N Euclid Street Gas Station/Convenience Store 3,045 Site Plan Review 100-301-03 Euclid Commercial Plaza 111 N Euclid Street Commercial 2,680 Plan Check 100-281-05 Bui 8-Unit Development 301 N Mountain View Residential Apartments 8 Site Plan Review 398-214-01 Walnut Pump Station 723 W Walnut Street Water Pump 3,800 Plan Check 398-325-01 4th and Mortimer (Block A) 409 E Fourth Street Mixed Use Residential Apartments/Commercial 93 99,985 Site Plan Review 398-325-01 4th and Mortimer (Block A) 409 E Fourth Street Demolition of Commercial Building -22,330 Site Plan Review 398-327-09 201 E. 4th Street 401 N Bush Street Residential Apartments 24 Under Construction 398-328-01 First American Site Mixed-Use Redevelopment 114 E Fifth Street Mixed Use Residential Apartments/Commercial 218 8,900 Site Plan Review 398-330-08 4th and Mortimer (Block B) 509 E Fourth Street Mixed Use Residential Apartments/Commercial 40 5,827 Site Plan Review 398-471-03 Tom's Trucks Residential Development 1008 E Fourth Street Single Family Residence 117 Entitled 400-071-03 Madison Project 200 N Cabrillo Park Drive Mixed Use Residential Apartments/Commercial 260 6,500 Entitled 402-181-11 AMG East First Senior Apartments 2222 E First Street Residential Apartments 418 10,000 Under Construction 402-191-01 AMG East First Apartments/1st Point One 2114 E First Street Mixed Use Residential Apartments/Commercial 552 10,000 Entitled 108-131-49 610 Newhope Condos 610 S Newhope Street Residential Condos 9 Plan Check 188-021-08 4404 W. First Street 4404 W First Street Commercial 3,662 Site Plan Review 144-341-04 Hoa Buddhist Center Addition 3222 W First Street Church/Temple Expansion 9,256 Site Plan Review 144-551-51 Veteran's Village (Jamboree) 3314 W First Street Residential Apartments 76 Under Construction 007-332-07 7-Eleven Store and Gas Station 1904 W First Street Gas Station/Convenience Store 2,480 Site Plan Review 405-214-04 King Street Five Home Subdivision 1102 N King Street Single Family Residence 5 Plan Check 011-154-43 AMCAL First Street Family Apartments 1440 E First Street Residential Apartments 69 Under Construction 402-222-01 Wermers Properties Mixed-Use Development 1660 E First Street Mixed Use Residential Apartments/Commercial 603 8,900 Entitled 108-073-14 Saigon Reformed Presbyterian 5321 W McFadden Avenue Church/Temple Expansion 2,000 Site Plan Review 010-272-22 Star Wok 1019 S Bristol Street Demo Apartment -4 Plan Check 010-272-22 Star Wok 1019 S Bristol Street Demo Mini Market -1,645 Plan Check 010-272-22 Star Wok 1019 S Bristol Street Restaurant 2,546 Plan Check 108-244-30 Archangel Michael Coptic Orthodox Church 4405 W Edinger Avenue Church/Temple Expansion 9,928 Site Plan Review 108-244-30 Archangel Michael Coptic Orthodox Church 4319 W Edinger Avenue Demo of SFD for church expansion -1 Site Plan Review 108-244-30 Archangel Michael Coptic Orthodox Church 4325 W Edinger Avenue Demo of SFD for church expansion -1 Site Plan Review 108-244-30 Archangel Michael Coptic Orthodox Church 4326 W Regent Drive Demo of SFD for church expansion -1 Site Plan Review 108-244-30 Archangel Michael Coptic Orthodox Church 4330 W Regent Drive Demo of SFD for church expansion -1 Site Plan Review

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Table 7: Pipeline Projects as of January 2020 APN Project Name Address Land Use Res Units Nonres Sq. Ft. Status 108-244-30 Archangel Michael Coptic Orthodox Church 4402 W Regent Drive Demo of SFD for church expansion -1 Site Plan Review 407-107-23 Haphan Housing 3025 W Edinger Avenue Residential Townhomes 18 Entitled 402-111-36 McFadden Village Chevron 2120 E McFadden Avenue Commercial 2,037 Under Construction 013-040-29 Mater Dei Park Structure 1202 W Edinger Avenue Parking Structure 3 Story Under Construction 403-164-08 TLC Care Facility 2032 S Cypress Avenue Change of Use SF to Care Facility (12 Bed) n/a Site Plan Review 140-061-94 Shea Homes 2001 W MacArthur Boulevard Single Family Residence 42 Under Construction 412-191-04 South Coast Speedwash 2402 S Bristol Street Commercial Retail/Restaurant 8,183 Permits Issued 412-191-04 South Coast Speedwash 2402 S Bristol Street Car Wash 26,153 Permits Issued 412-191-04 South Coast Speedwash 2402 S Bristol Street Demo Existing Car Wash -5,410 Permits Issued 016-051-28 Softscapes New Building 2605 S Cypress Avenue Office/Industrial Building 2,665 Plan Check 016-082-48 Our Lady of Guadalupe Office/Residence 542 E Central Office/Residential Apartment 1 6,372 Site Plan Review 016-151-11 Tapestry by Hilton and Restaurant 1580 E Warner Avenue 6-story Hotel 79,375 Site Plan Review 016-151-11 Tapestry by Hilton and Restaurant 1580 E Warner Avenue Restaurant 5,000 Site Plan Review 430-221-13 Heritage Village Residential Phase A 1951 E Dyer Road Mixed-Use Residential Apartments 335 65,700 Under Construction 430-221-13 Heritage Village Residential Phase B 1901 E Dyer Road Mixed-Use Residential Apartments 403 4,100 Under Construction 430-221-13 Heritage Village Residential Phase C 2001 E Dyer Road Mixed-Use Residential Apartments 483 4,200 Under Construction 430-222-07 Bowery: Redhill & Warner Mixed-Use 2300 S Redhill Ave Residential Apartments and Commercial 1,150 80,000 Site Plan Review 411-141-12 Shea ITT 666 E Dyer Road Industrial 40,000 Under Construction 411-074-03 Legado at the MET 200 E First American Way Residential Apartments 278 Entitled 414-271-03 Shell Service Station Retail Building 3820 S Fairview Street Demo Fuel Kiosk -80 Site Plan Review 414-271-03 Shell Service Station Retail Building 3820 S Fairview Street Gas Station/Convenience Store 1,600 Site Plan Review 412-541-07 Christ Our Savior Church 2000 W Alton Avenue Demo Existing Modular Church -7,190 Under Construction 412-541-07 Christ Our Savior Parcel Map 2000 W Alton Avenue New Church, Community Center, and Office 46,307 Under Construction 410-111-02 Legacy Multi-Family Residential At Sunflower 651 W Sunflower Ave Residential Apartments 226 Entitled 410-111-02 Legacy Multi-Family Residential At Sunflower 651 W Sunflower Ave Demo Church 0 -9,875 Entitled 400-032-02 Russell/Fisher Gas Station & Com Ctr 325 N Tustin Avenue Commercial 7,368 Entitled 400-032-02 Russell/Fisher Gas Station & Com Ctr 325 N Tustin Avenue Demo Restaurant for commercial bldg. -3,440 Entitled 400-032-02 Russell/Fisher Gas Station & Com Ctr 325 N Tustin Avenue Car Wash 4,354 Site Plan Review 400-032-03 Russell/Fisher Gas Station & Com Ctr 301 N Tustin Avenue Commercial 2,778 Entitled 400-032-03 Russell/Fisher Gas Station & Com Ctr 301 N Tustin Avenue Demo Carwash for commercial gas station -1,780 Entitled 400-032-03 Russell/Fisher Gas Station & Com Ctr 301 N Tustin Avenue Commercial 2,778 Site Plan Review Source: City of Santa Ana, Major Planning Projects and Monthly Development Reports, January 2020.

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Table 8: Focus Area Buildout Factors for Current General Plan Scenario (the GP land use plan adopted in 1998, with amendments through 2019) Focus Area Density 1 Intensity (FAR) 1 Use Ratio (pct. of land) 1 Land Use DU/ac Comm. Off. Ind. Ins. Hotel Res. Comm. Off. Ind. Ins. Hotel O.S. 55 Freeway / Dyer Road District Center 90 1.0 1.0 - - - 40% 10% 50% - - - - General Commercial - 0.5 - - - - - 100% - - - - - Industrial - - - 0.45 - - - - - 100% - - - Open Space ------100% Professional and Administrative Office - - 0.5 - - - - - 100% - - - - 17th Street / Grand Avenue General Commercial - 0.5 - - - - - 100% - - - - - Institutional - - - - 0.5 - - - - - 100% - - Low Density Residential 7 ------Open Space ------100% Professional and Administrative Office - - 0.5 - - - - - 100% - - - - South Bristol Street District Center 90 1.0 1.0 - - - 40% 10% 50% - - - - General Commercial - 0.5 - - - - - 100% - - - - - Medium Density Residential 15 - - - - - 100% ------Open Space ------100% Professional and Administrative Office - - 0.5 - - - - - 100% - - - - South Main Street District Center 90 1.0 1.0 - - - 40% 10% 50% - - - - General Commercial - 0.5 - - - - - 100% - - - - - Industrial - - - 0.45 - - - - - 100% - - - Institutional - - - - 0.5 - - - - - 100% - - Low Density Residential 7 - - - - - 100% ------West Santa Ana Boulevard General Commercial - 0.5 - - - - - 100% - - - - - Industrial - - - 0.45 - - - - - 100% - - - Institutional - - - - 0.5 - - - - - 100% - - Low Density Residential 7 - - - - - 100% ------Medium Density Residential 15 - - - - - 100% ------Open Space ------100% Professional and Administrative Office - - 0.5 - - - - - 100% - - - - Urban Neighborhood 30 0.5 0.5 - - - 50% 30% 20% - - - - Notes: 1. Density, intensity, and use ratio figures determined using a combination of current assumptions stated in the 1998 Land Use Element (Table A-4, Land Use Plan Build-out Capacities), past and current trends, and the results of the 2020 Economic Indicators Report by AECOM. Maximum densities/intensities were assumed for conventional residential and industrial categories, while commercial and office categories were assumed to build out below maximum intensities. A balance of residential and nonresidential uses, with maximum residential densities and below-maximum nonresidential intensities, was assumed for the mixed used categories of Urban Neighborhood and District Center.

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Table 9: Citywide Figures by Orange County Traffic Analysis Model (OCTAM) Category 2045 Projections Statistic Existing Conditions Current GP 80% / 50% Prop GP Proposed GP K-12 Enrollment 1 58,097 69,074 72,675 75,480 College Enrollment 2 36,411 36,411 36,411 36,411 Total Population 3 334,774 383,202 411,804 431,629 Household Population 330,256 378,684 407,286 427,111 Employed Population 135,717 155,615 167,368 175,515 Total Households 76,314 94,104 103,864 109,883 Median HH Income 4 see note see note see note see note Retail Employment 5,8 20,738 22,957 17,297 18,002 Services Employment 6,8 45,602 60,513 48,260 52,367 Other Employment 7,8 95,324 98,967 96,580 98,875 Notes: 1. Only includes students attending schools within the city boundaries. 2. No projection data was available. 3. Total Population includes all individuals living in households, institutional group quarters, and non-institutional group quarters. 4. Median household income figures generated by the traffic model. 5. Retail employment estimated to account for 50% of jobs generated by commercial land uses. 6. Services employment estimated to account for 50% of jobs generated by commercial land uses, 70% of jobs generated by office land uses, and 100% of jobs generated by hotel land uses. 7. Other (“Base”) employment estimated to account for 30% of jobs generated by office land uses and 100% of jobs generated by industrial, institutional, and open space land uses. 8. The employment figures are subject to rounding when aggregated by parcel into traffic analysis zones, resulting in a 0.69% rounding delta. Source: Figures aggregated and projected by PlaceWorks, 2020.

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